Adhonai

View of Loft Apartment at Adhonai, showcasing Open Concept Living, High Ceilings.
Image of Swimming Pool at Adhonai, featuring Sunken Living Room, Modern Interior Design.
View of Open Concept Living at Adhonai, showcasing High Ceilings, Natural Light.
View of Modern Kitchen at Adhonai, showcasing Kitchen Island, Breakfast Bar.
View of Rustic Bedroom at Adhonai, showcasing Bohemian Decor, Wabi-Sabi Design.
View of High Ceilings at Adhonai, showcasing Open Concept Living, Natural Light.
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View of Modern Bathroom at Adhonai, showcasing Double Vanity, Herringbone Tile.Image of Jacuzzi at Adhonai, featuring Luxury Terrace, Private Jacuzzi.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Adhonai is a condo development situated in the desirable Region 15 (Manzana 80) of Tulum, offering a unique blend of luxury, nature, and community. This project is designed to provide a sophisticated living experience, with a curated selection of amenities including a modern co-working space, a sophisticated bar lounge, and an immersive Jungle Jacuzzi . The development features a variety of unit types, including Ground Floor , Second Floor , and Penthouse options, catering to different needs and preferences. Adhonai is a project by Dreammex Investments , a developer with a reputation for successful execution and timely delivery, and is scheduled for delivery in October 2026 .

The strategic value of Adhonai lies in its prime location, offering easy access to Tulum's vibrant culture and natural beauty, including the iconic Mayan Ruins and the pristine beaches of the Caribbean Sea . The development's unique features, such as the co-working lounge and the Jungle Jacuzzi , provide residents with a sophisticated and immersive living experience. The project's timeless aesthetics combined with modern amenities make it an attractive opportunity for discerning individuals and families seeking a unique blend of luxury and nature. With attractive financing options available, including discounts for early investors, Adhonai presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$258,197 - $599,454 USD
CITY
N/A
Tulum
REGION
La Veleta
BEDROOMS
1
2
4
TYPES
Condo
Penthouse
SURFACE
100.12
-
222
m2
UNITS
3
Units Available
AI RATING
Opportunistic
SALES VELOCITY
81
%
FINANCING PLANS
N/A
Available
DEVELOPER
Dreammex Investments
DELIVERY DATE
October 2026
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Condo ▼
100.12 - 148.37
1
1 left
~$258,197
UnitStatusPrice (USD)Size (m²)Floor PlanImages
1SoldN/A101.06ViewImg 1 Img 2 Img 3 Img 4 Img 5
2SoldN/A101.06ViewImg 1 Img 2 Img 3 Img 4 Img 5
3SoldN/A100.12ViewImg 1 Img 2 Img 3 Img 4 Img 5
4Available$258,197100.12ViewImg 1 Img 2 Img 3 Img 4 Img 5
5SoldN/A100.12ViewImg 1 Img 2 Img 3 Img 4 Img 5
6SoldN/A100.12ViewImg 1 Img 2 Img 3 Img 4 Img 5
7SoldN/A148.37ViewImg 1 Img 2 Img 3 Img 4 Img 5
8SoldN/A132.95ViewImg 1 Img 2 Img 3 Img 4 Img 5
2-Bedroom Condo ▼
145.74
2
1 left
~$414,481
UnitStatusPrice (USD)Size (m²)Floor PlanImages
10SoldN/A145.74ViewImg 1 Img 2 Img 3 Img 4 Img 5
11SoldN/A145.74ViewImg 1 Img 2 Img 3 Img 4 Img 5
12SoldN/A145.74ViewImg 1 Img 2 Img 3 Img 4 Img 5
9Available$414,481145.74ViewImg 1 Img 2 Img 3 Img 4 Img 5
4-Bedroom Penthouse ▼
222.21
4
1 left
~$599,454
UnitStatusPrice (USD)Size (m²)Floor PlanImages
13SoldN/A222.21ViewImg 1 Img 2 Img 3 Img 4 Img 5
14SoldN/A222.21ViewImg 1 Img 2 Img 3 Img 4 Img 5
15Available$599,454222.21ViewImg 1 Img 2 Img 3 Img 4 Img 5
16SoldN/A222.21ViewImg 1 Img 2 Img 3 Img 4 Img 5
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Standard Plan30.0%40.0%30.0%None
Plan with 3% Discount40.0%50.0%10.0%3% discount on list price.
Plan with 4% Discount50.0%40.0%10.0%4% discount on list price.
Plan with 6% Discount70.0%20.0%10.0%6% discount on list price.
Plan with 8% Discount90.0%—10.0%8% discount on list price.
HOA Fees ESTIMATION

HOA Fee Estimation

Based on the amenities and luxury level of this property, the estimated monthly HOA (Maintenance) fee is expected to be in the range of:

$450 - $800 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a rooftop terrace, jacuzzi, swimming pool, and concierge, which indicate a moderate to high level of luxury and service. The grill area and fire pit also suggest a community-oriented development with some shared maintenance costs. However, the relatively small number of units (6) means that the cost per unit will be higher. The price range of $258,197 to $599,454 USD also suggests that owners will expect a certain level of service and amenities, contributing to the estimated HOA fee range.

Disclaimer: This is a data-driven estimate provided for planning purposes only. The final, official HOA fee will be confirmed by the developer or property administration.

Official Price List
Availability Map
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Image of Swimming Pool at Adhonai, featuring Rooftop Terrace, Private Pool.
Image of Lobby at Adhonai, featuring Modern Lobby, Reception Area.
Image of Lounge at Adhonai, featuring Outdoor Living, Covered Patio.
Image of Garden at Adhonai, featuring Lush Garden, Private Oasis.
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The essence of Adhonai is a masterful blend of serenity and accessibility, where the boundaries between luxury and nature dissolve, creating a unique retreat for discerning individuals and families in Tulum.

  • 🌿 Jungle Oasis: Immerse yourself in the Unique Jungle Jacuzzi, surrounded by the sights and sounds of the lush jungle, for an unparalleled natural experience.
  • 💼 Productive Retreat: Find focus and inspiration in the co-working lounge, equipped with modern amenities and infused with the tranquility of the jungle, perfect for remote workers and entrepreneurs.
  • 🔥 Warmth and Connection: Gather around the fire pit on the rooftop terrace, under the starlit sky, and enjoy the warmth and company of loved ones, with the grill area nearby for effortless entertainment.
  • 🏊‍♀️ Aquatic Serenity: Dive into the crystal-clear waters of the swimming pool, or unwind in the Jacuzzi, surrounded by the soothing ambiance of the garden and the lobby's elegant design.
  • 📚 Timeless Elegance: Experience the sophisticated living experience of Adhonai, where timeless aesthetics meet modern amenities, creating a unique blend of luxury and comfort in every aspect of the property.
  • 🚪 Seamless Living: Enjoy the convenience of dedicated parking and the attentive service of the concierge, ensuring that every need is met, and every moment is savored, within the serene and accessible world of Adhonai.
Wellness & Recreation
  • 🌿 Jungle Jacuzzi: Immersive natural experience for relaxation.
  • 🏊 Swimming Pool: Refresh and recharge in a serene setting.
  • 🌸 Garden: Find peace and tranquility amidst lush greenery.
Social & Entertainment
  • 🔥 Fire Pit: Gather and socialize under the stars.
  • 🍔 Grill Area: Host and enjoy outdoor dining with friends and family.
  • 🍹 Lounge: Unwind and connect in a sophisticated social space.
  • 🔝 Rooftop Terrace: Take in breathtaking views and enjoy quality time with loved ones.
Services & Comfort
  • 📈 Co-working lounge: Boost productivity in a modern, collaborative space.
  • 🚪 Concierge: Experience personalized support for a seamless living experience.
  • 🅿️ Parking and Standard Amenities: Includes secure parking, 24/7 security, and convenient lobby access for effortless living.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Adhonai is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏠 Proven Sales Velocity: Adhonai's near-total absorption of its core multi-bedroom inventory demonstrates its appeal and establishes it as a de-risked, premium offering in a challenging market.
  • 🛡️ Integrated Concierge Service: An operational amenity that elevates the ownership experience, enhancing rental management potential and attracting a higher-tier clientele.
  • 🌟 Curated Rooftop Social Hub: The combination of a Rooftop Terrace, Fire Pit, and Jacuzzi creates a premium social environment that drives community and commands higher perceived value.
  • 📈 Strategic Infrastructure Investment: The new Tulum Airport has exceeded its first-year passenger forecast by over 25%, confirming robust and growing visitor demand and supporting long-term value appreciation.
  • 🌎 Resilient Global Brand: Tulum's established identity as a global destination for wellness, spirituality, and digital nomads attracts a dedicated international clientele, providing a consistent source of demand.
Read the Full Data-Driven Analyst Report
In a market defined by an acute local correction, Adhonai's proven sales velocity establishes it as a de-risked, premium offering. The asset has demonstrated significant market outperformance through the near-total absorption of its core multi-bedroom inventory, with 1-BR, 3-BR, and 4-BR units now 100% sold out. This performance validates its design and quality, positioning the remaining inventory as a superior long-term hold insulated from the volatility affecting the broader resale market, where distressed assets are trading at 35-40% discounts to new builds.

💎 Competitive Advantages (Alpha)

The asset’s specific attributes provide a qualitative moat, insulating it from the commoditized rental market and justifying its premium positioning. These non-replicable features are the primary drivers behind its demonstrated sales velocity in a saturated environment.

  • Integrated Concierge Service: An operational amenity that elevates the ownership experience beyond a passive real estate holding, enhancing rental management potential and attracting a higher-tier clientele.
  • Curated Rooftop Social Hub: The combination of a Rooftop Terrace, Fire Pit, and Jacuzzi creates a premium social environment that drives community and commands higher perceived value, a critical differentiator in an oversupplied market.
  • Comprehensive Amenity Stack: The full suite of amenities, including a pool, lounge, and garden, provides a complete lifestyle offering that appeals to discerning long-term residents and premium rental clients, reducing exposure to the volatile short-term tourist segment.


🛡️ Foundational Market Strengths (Beta)

Despite the severe local correction, underlying macro fundamentals confirm the long-term viability of the Tulum destination, providing a floor for asset values post-correction.

  • Strategic Infrastructure Investment: The new Tulum Airport has materially de-risked long-term demand projections, having already surpassed its first-year passenger forecast by over 25% . This confirms robust and growing visitor demand independent of the current real estate supply glut.
  • Resilient Global Brand: Tulum's established identity as a global destination for wellness, spirituality, and digital nomads attracts a dedicated international clientele, providing a consistent source of demand that is less susceptible to general tourism slowdowns.
  • Ongoing Public Works: Federally-funded infrastructure projects are actively addressing historical deficits in roads and public services, supporting the region's capacity for sustainable long-term growth and value appreciation.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: Severe oversupply in the local real estate market, described as a 'crash' in rental yields, driven by speculative overbuilding that has outpaced current absorption rates. This local crisis is exacerbated by a national cooling trend, where international air arrival growth decelerated from +6.2% in early 2024 to just +0.2% by January 2025.
  • 🔴 Inventory Exposure: The asset's remaining inventory is segmented. The Penthouse is a trophy unit, largely insulated from mass-market rental yield compression and appealing to buyers seeking scarcity and exclusivity. The final 2-Bedroom unit benefits from demonstrated high demand within the project for this typology. The Studio faces the most direct exposure to the challenged short-term rental market, positioning it for a buyer with a long-term capital appreciation strategy rather than an immediate cash flow focus.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the market's high-risk, high-reward dynamics. The asset materially mitigates general market risk through its proven absorption success. The remaining inventory offers distinct, targeted opportunities: the penthouse as a scarcity-driven trophy asset, the final 2-bedroom capitalizing on a sold-out typology, and the studio for a value-oriented, long-term investor.
  • 🟢 Core Rationale: The asset's unique Alpha Drivers are positioned to insulate its premier units from broader market pressures, while offering a long-term value proposition for its standard inventory.


🎯 Ideal Investor Profile

The required investor is a well-capitalized, long-term, value-focused principal with a 5-10 year investment horizon . This profile prioritizes capital appreciation over immediate rental income, recognizing the asset’s flight-to-quality status within a turbulent market. Given Mexico’s high central bank policy rate of 11.25% , which makes local financing prohibitive, this is an opportunity exclusively for cash buyers. The investor must be positioned to acquire a premium, differentiated asset while the broader market undergoes a severe correction, insulated from short-term headwinds such as the U.S. consumer expectations index falling to recessionary levels.
Fideicomiso and Closing Costs SIMULATOR

Estimated Closing Costs & Fideicomiso

Disclaimer: These are data-driven estimates for planning purposes only. The final calculation and legal fees are confirmed by your Notary Public (Notario Público) at the time of closing.

Estimate based on price: $258,197 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$8,521
  • Notary & Admin Fees: ~$6,039

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$16,760 USD
Approx. 6.5% of value
5-Year Outlook Investment Calculator

5-Year Outlook Calculator

Gross Annual Income$0
Net Operating Income$0
Capitalization Rate0.0%
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Located in the heart of Tulum, Adhonai embodies the essence of "The Timeless Jungle Retreat," blending serenity with accessibility for discerning individuals and families seeking a unique blend of luxury, nature, and community. This strategic location offers residents a sophisticated living experience, combining timeless aesthetics with modern amenities, all while being immersed in the natural beauty of the jungle. The development's proximity to various attractions and amenities enhances its appeal, providing a seamless blend of adventure, relaxation, and community engagement.

The Doorstep Experience

The immediate surroundings of Adhonai are a testament to the area's vibrant character, with a plethora of dining options and points of interest within walking distance. This curated environment is designed to provide residents with a unique and immersive experience, fostering a sense of community and connection to the natural world.
  • 🍴 Xnake Rooftop - Just a 10-minute walk away, this rooftop restaurant offers stunning views and a culinary experience that complements the sophisticated lifestyle offered by the property, perfect for residents seeking a blend of luxury and natural beauty.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds with a rich tapestry of experiences, from natural wonders to wellness retreats, all within a short drive. This strategic positioning allows residents to effortlessly engage with the local community, explore the unique attractions of Tulum, and indulge in the serene beauty of the jungle.
  • 🌿 Vesica Tulum | Cenote Club - An 8-minute drive leads to this enchanting spot, where residents can experience the mystical allure of a cenote, embodying the unique blend of nature and luxury that defines the property's brand strategy.
  • 🏞️ Cenote Escondido (Mayan Blue) - A short 11-minute drive away, this hidden gem offers an immersive jungle experience, allowing residents to connect with the natural world and rejuvenate in the serene surroundings of the cenote.
  • 🌊 Cenote Cristal - Just 7 minutes away by car, Cenote Cristal is a breathtaking natural attraction that showcases the area's unique geological features, providing residents with an unparalleled opportunity to explore and appreciate the beauty of the jungle.
  • 🌴 Cenote Mayan Blue - A 9-minute drive leads to this stunning cenote, where residents can indulge in the tranquility of the natural surroundings, perfect for those seeking a serene and immersive experience.
  • 🧖‍♀️ Massage Tulum Energy Healing Spa Tulum Temazcal aldea zama Tulum y la veleta Home massage - For a rejuvenating experience, residents can visit this spa, just an 8-minute drive away, which offers a range of treatments designed to promote relaxation and well-being.
  • 💆‍♀️ Massage Tulum | Carlos Cardona Spa - A mere 6-minute drive leads to this esteemed spa, where residents can indulge in luxurious treatments and therapies, tailored to their individual needs and preferences.
  • 🌸 Cacao Spa Tulum - Located 12 minutes away by car, this spa is a haven for those seeking holistic wellness and pampering, offering a unique blend of traditional and modern therapies.
  • 🧘‍♀️ Spa Tulum | Tranquility Spa - Just a 6-minute drive away, this serene oasis provides residents with a peaceful retreat, where they can unwind and rejuvenate in a tranquil atmosphere.
  • 💅 Casa Venus - "Ritual Beauty Salon & Spa" - A 12-minute drive leads to this boutique salon and spa, where residents can indulge in a range of beauty treatments and therapies, designed to promote relaxation and well-being.
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Image of Swimming Pool at Adhonai, featuring Architectural Rendering, Modern Architecture.Image of Rooftop Terrace at Adhonai, featuring Architectural Rendering, Building Exterior.Image of Swimming Pool at Adhonai, featuring Building Exterior, Modern Architecture.

Tulum

: Market Analysis

Tulum is a stunning destination where ancient Mayan ruins are perched on a cliff overlooking the turquoise Caribbean Sea. It blends this historical wonder with world-famous white-sand beaches, mystical cenotes, and a trendy, eco-chic vibe.
VIEW ANALYSIS

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